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More Than a Game: Why the Spirit Trophy Foundation Matters to Me
There are moments in life that bring you full circle. Last Thursday night was one of them for me.
I had the honor of speaking at the kickoff event for the newly formed Spirit Trophy Foundation — an organization dedicated to preserving and celebrating one of the most storied rivalries in New York State football history: Warwick vs. Goshen.
Since 1896, the Goshen Gladiators and the Warwick Wildcats have been meeting on the gridiron. This Saturday, they square off in the 130th Spirit Trophy game — the second longest-running football rivalry in New York State. Let that sink in. One hundred and thirty years of communities, families, coaches, and young men pouring their hearts into a single game.
I know something about that.
A Rivalry I Lived
I played quarterback for the Warwick Wildcats. And three times — my sophomore, junior, and senior years — I lined up against Goshen in the Spirit Trophy game. Three times, we came up short.
That sting never fully goes away. But here’s the thing: neither does the memory.
Those games were among the most intense, passionate, and meaningful of my entire football career. The kind of game where you feel the whole community in the stands. Where it’s not just about the score — it’s about something bigger.
On Thursday night I had a good laugh when Goshen High School Principal Nick Pantaleone — a 1995 Goshen graduate — who reminded me that he personally sacked me at the goal line to preserve a shutout. I’m still not over it. But I’ll give him credit — he’s been dining out on that story for 30 years and he tells it well. 😄
The People Who Made This Night Special
Joining me at the podium was a group of people who love this game as much as I do.
Greg Voloshin, Interim Athletic Director at Goshen and a fellow Warwick Valley High School graduate, helped organize the evening alongside me. Greg also played in the Spirit Trophy game, which made the night feel like a true reunion of people who understood exactly what this rivalry means from the inside.
Coach Greg Sirico — who has now been coaching for over 30 years — was also in the room. Coach Sirico was my offensive coordinator when I played at Warwick. Seeing him there was a reminder of how many lives these coaches quietly shape along the way.
Orange County District Attorney David Hoovler also spoke, bringing the weight and respect of his office to an event that deserved exactly that.
Why This Foundation Matters
The Spirit Trophy Foundation is just getting off the ground, and that’s precisely why I’m excited to be part of it. This isn’t just about preserving a football rivalry. It’s about honoring the brotherhood that forms between players — yes, even players from opposing teams — and the communities that show up for them year after year.
What struck me most Thursday night was the room itself. Players and coaches from both Warwick and Goshen sitting together, sharing stories, laughing, remembering. Former rivals. Lifelong members of the same extended family.
That’s what 130 years of tradition produces. And it deserves to be protected.
Get Connected
If you played in the Spirit Trophy game, grew up watching it, or simply love what local community traditions like this represent — I encourage you to follow the Spirit Trophy Foundation on Facebook and stay connected. More events and gatherings are coming, and this is a community worth being part of.
Today at 1 p.m., Warwick and Goshen write the next chapter. Game 130.
Go Wildcats. 🏈💜
August 2026 Housing Market Update Recap
August Housing Market Update Recap: Bond Markets, Buyer Caution & a Very Bold Prediction
This month marked a big shift for the Housing Market Update — we traded the usual slide-by-slide monologue for a real conversation, and brought in our first guest: John O’Reilly, Broker-Owner of BHGRE Base Camp in the Richmond, Virginia area. The result was a wide-ranging discussion on what’s actually driving today’s market, from the bond market all the way down to the psychology of buyers sitting on the sidelines.
Here’s a recap of what we covered — and if you want the full conversation (including a prediction from John that had us both laughing), the episode is live on YouTube now. Click here to view.
Why the Bond Market Actually Moves Your Mortgage Rate
We opened with a topic that sounds like inside-baseball economics but has a very direct impact on affordability: the bond market. As I mentioned during the episode, “the 30-year fixed rate really is tied to the 10-year treasury” — not the Fed’s benchmark rate, which is where a lot of the public confusion comes from.
John offered a sharp observation on why this disconnect exists: most consumers are far more familiar with Federal Reserve announcements than with what’s happening in the treasury market, even though “the correlation is already baked into the rates” well before the Fed makes its move. It’s a good reminder that mortgage rates are often reacting to something that happened weeks earlier, not the headline of the day.
(If you want the full plain-English breakdown of how this actually works — bond prices, yields, and the Treasury’s recent bond-buying move — we wrote a whole post on it: The Bond Market Effect.)
Construction Costs Are Getting Squeezed From Every Direction
From there, we got into what’s happening on the supply side. Materials like copper, lumber, and diesel have all climbed at once, compounded by tariffs and ongoing supply-chain strain. John added a layer to this that doesn’t get talked about enough: government regulation and permitting costs are stacking on top of material costs, and all of it eventually lands on the buyer. As he put it, “for most consumers, there’s only more month left at the end of the money” — a blunt but accurate read on how tight affordability has become, especially for first-time buyers.
Housing’s Ripple Effect on the Broader Economy
We also discussed a study showing that a 5% drop in pending home sales can translate into thousands of lost jobs and billions in lost labor income — a reminder that housing isn’t an isolated corner of the economy. John framed it well: “the housing market is one of the greatest manufacturing businesses in the United States left.” When transactions slow down, the effects show up well beyond the closing table — in local economies that depend on the spending a home sale typically triggers.
Where Buyer Sentiment Stands Right Now
Maybe the most useful part of the conversation for anyone actively watching the market: how buyers are actually behaving right now. John described today’s buyer psychology as cautious, with a lot of people sitting on the sidelines given elevated rates and the broader cost of living. In his words, “the feeding frenzy from a few years ago has subsided a little bit.”
Both of us agreed that even a modest drop in mortgage rates could be enough to bring hesitant buyers back into the market — though neither of us is expecting relief overnight, given how sticky inflation has been.
A Prediction Even I Didn’t See Coming
We closed the episode with our new recurring rapid-fire round, and John’s answers did not disappoint — including a bold, extremely specific prediction that had us both cracking up on the recording. Let’s just say it involves a small-college football program that most people have never heard of, and John was very confident. You’ll have to watch to find out what it was — and why it hit close to home for me.
Watch the Full Episode
This was our first swing at the new conversational format, and John made it a great one — thoughtful on the market data, funny in the moments that called for it. If you missed it, the full episode is up on YouTube now.
We’ll be back next month with a new guest and a fresh set of headlines. Subscribe on YouTube so you don’t miss it, and as always, you can catch every episode at HMupdate.com.
Why the Bond Market Just Made Headlines — And What It Means for Your Mortgage Rate
If you’ve been watching mortgage rate news this August, you’ve probably seen a headline like this: Treasury yields hit a multi-decade high, and the U.S. Treasury Department stepped in to announce it would “at least double” its purchases of long-term bonds.
It sounds like inside-baseball economics — but it’s actually one of the more direct levers behind whether your mortgage rate goes up or down. Here’s the plain-English version.
Mortgage rates don’t follow the Fed. They follow the 10-year Treasury.
A common misconception is that the Federal Reserve sets mortgage rates. It doesn’t — not directly, anyway. Mortgage rates track the 10-year Treasury yield far more closely than the Fed’s benchmark rate.
Why? Lenders bundle mortgages into bonds (called mortgage-backed securities) that compete for the same pool of investor money as U.S. Treasury bonds. When Treasury yields move, mortgage rates tend to move with them, usually running about 1.5–2 percentage points above the 10-year yield.
So to understand where mortgage rates are headed, you have to understand what’s driving Treasury yields.
The key rule: bond prices and yields move in opposite directions
This is the part that trips most people up, so let’s slow down.
Imagine a bond as a fixed IOU: it promises to pay you a set amount down the road. The price you pay for that IOU today can change — but the payout at the end doesn’t.
- If a lot of people want that bond, they bid the price up. But since the payout is fixed, paying more for the same eventual payout means your effective return — the yield — goes down.
- If few people want it, sellers have to drop the price to attract buyers. A lower price for the same fixed payout means the yield goes up.
Why yields spiked this August
Right now, the federal government is running large deficits, which means it has to sell a lot of new debt to cover its bills. On top of that, elevated oil prices from the ongoing conflict in Iran have kept inflation worries elevated. Both factors made investors more cautious, pushing the amount of new supply up and demand relatively softer — and when supply outpaces demand, sellers have to offer a higher yield to move the debt. That’s exactly what happened: the 30-year Treasury bond touched a 19-year high in mid-August.
So what did the Treasury actually do?
The Treasury Department announced it would significantly increase its own purchases of long-term bonds — essentially stepping into the market as a large, motivated buyer.
That single move sets off a chain reaction:
- The Treasury buys more of its own long-term bonds, acting as extra demand in the market.
- That added demand pushes bond prices up.
- Higher bond prices mean lower yields — remember, price and yield move in opposite directions.
- Mortgage rates, which track the 10-year Treasury yield, ease as a result.
The farmer’s market version
If the mechanics still feel abstract, here’s the analogy we like to use:
Picture a farmer’s market selling government IOUs. Right now the government needs to sell a lot of them to cover its bills, so it has to sweeten the deal — offer a higher interest rate — to get people to buy them all. That’s rates going up.
Now imagine a huge buyer walks in and starts snapping up a big chunk of that supply. Suddenly there’s less sitting around unsold, so the government doesn’t have to sweeten the deal as much anymore — the rate comes down.
That’s basically what the Treasury just announced: stepping in as a big buyer of its own long-term bonds to try to keep those rates — and by extension, mortgage rates — from climbing too fast.
What this means for buyers and sellers right now
This kind of intervention doesn’t flip mortgage rates overnight, but it does help put a ceiling on how high they climb in the short term. If you’re timing a purchase or a refinance, it’s a good reminder that mortgage rates respond to forces well beyond the Fed’s meeting calendar — bond market supply and demand, geopolitical events, and inflation expectations all play a role.
We’ll keep tracking this — and the rest of what’s moving housing — every month on the Housing Market Update. Catch the full conversation and more market analysis at HMupdate.com, and subscribe on YouTube to get each episode as it drops.
For educational purposes only; not financial or legal advice.
How BHGRE Green Team Trains Agents Every Week — Hybrid, Recorded & AI-Powered
That’s a photo that tells the story better than I ever could.
It’s me, sitting alone in our Vernon, New Jersey office. Blue microphone on the table. Laptop open. A video call filling the screen on the wall behind me. About ten people on that call — some in our other offices, some at home, some connecting from their cars.
Nobody else in the room. Everybody still in the room.
That’s hybrid training. And at BHGRE Green Team, it’s not a pandemic-era workaround we never got around to retiring. It’s simply the way we operate — and has been for years.
What We Covered This Week
This week’s session was titled Google Contacts, Moxi Rise & Blogging: Your AI-Powered Database & Content Engine — and the name says it all. This wasn’t a lecture. It was a hands-on work session designed to help our agents build real systems that generate real results.
Here’s what we dug into:
Streamlining Your Database
Your Google Contacts is either working for you or against you. We walked through how to organize and clean up your contact database so it becomes a genuine business tool rather than a digital junk drawer.
Automating Your Reach with Moxi Rise
Staying in front of your sphere consistently is one of the most powerful things a real estate agent can do — and one of the easiest things to let slip. We showed agents how to set up email nurture campaigns and one-off blasts using Moxi Rise to keep their database engaged without it consuming their day.
Building Authority Through Blogging
Every agent in our organization has a Moxi agent website. We covered how to use it — specifically how to create consistent, high-quality blog content that positions each agent as a trusted local expert. In a world where consumers research everything before they pick up the phone, showing up online matters.
Working Smarter with AI
We showed agents how to leverage their AI assistant of choice to draft email copy, polish blog posts, brainstorm content ideas, and strategize their digital presence. AI doesn’t replace the agent — it amplifies them.
Why Hybrid Matters
Real estate is a mobile profession. Our agents are in their cars, at showings, at closings, at the kitchen table building their business. Requiring everyone to be physically present for every training session would mean fewer people learning, less often.
Hybrid removes that barrier entirely. Whether you’re at your desk or parked outside your next showing, you can be in the room.
And because we record every session — audio, video, and AI-generated notes via Gemini — nobody ever truly misses a training. If you couldn’t make it live, the full recording and notes are there waiting for you. That level of thoroughness isn’t an accident. It reflects the standard we hold ourselves to across every part of this organization. The details matter. They matter for our agents, and they matter for every client our agents serve.
This Is Every Week
What I want agents inside and outside our organization to understand is that this isn’t a special event. This is Wednesday.
Every week at BHGRE Green Team, our agents have access to training sessions like this one — practical, relevant, and built around the tools and strategies that actually move the needle in today’s market. Topics rotate. The commitment doesn’t.
We cover everything from social media strategy and AI tools to open house tactics, database management, negotiation, and market analysis. And we do it in a format that meets agents wherever they are — literally.
The Digital Footprint Conversation
Of all the topics we cover, the one that consistently generates the most energy is this one: building a digital footprint through email, blogging, and social media.
And it makes sense. Agents understand intuitively that showing up online is important. What they often don’t have is a clear, actionable system for doing it consistently without it taking over their lives. That’s exactly what sessions like this one are designed to provide.
When you combine a well-organized database, a smart email nurture strategy, a steady stream of relevant blog content, and a consistent social media presence — you’ve built something that works for you around the clock, even when you’re not working.
That’s the goal. And that’s what we’re building together, one Wednesday at a time.
Interested in Learning More?
If you’re a real estate agent and what you’ve read here resonates with you — the training, the culture, the hybrid format, the tools, the team — I’d love to have a conversation.
At BHGRE Green Team we believe that the brokerage you choose should make you better. Not just on day one, but every week. If you want to find out what that looks like from the inside, reach out to me directly.
📩 Geoff Green
President, BHGRE Green Team & Green Team Commercial
📞 845-208-9928
🌐 https://greenteamrealty.com/join-bhgre-green-team
A Day on Fifth Avenue: Gilded Age Mansions, a Forgotten Michelangelo, and the Most Audacious Building Wrap I’ve Ever Seen
I live about an hour from Manhattan. Close enough that the city is always within reach, yet far enough that when I go, I want to make it count. This past weekend, my wife Laura and I did exactly that — and what unfolded over two days on Fifth Avenue turned into one of the most fascinating urban experiences I’ve had in years.
It started with a walking tour we booked through TripAdvisor called the Gilded Age Mansions Tour in New York. I didn’t know exactly what to expect. I knew the Upper East Side was home to some of the most storied real estate in American history. What I didn’t fully appreciate — until I was standing inside these buildings — was just how breathtaking that history truly is.
The Andrew Carnegie Mansion
Our first stop was the Andrew Carnegie Mansion at 2 East 91st Street, now home to the Cooper Hewitt Smithsonian Design Museum. From the street, the building commands your attention — particularly the entrance canopy, a sweeping masterpiece of ornate ironwork designed by Tiffany & Company. It is the kind of detail that makes you stop mid-stride on a busy sidewalk.
Step inside and the grandeur only deepens. The entrance hall features floor-to-ceiling hand-carved walnut paneling, a sweeping red-carpeted staircase with an intricate wrought iron balustrade, and a coffered ceiling that feels more cathedral than residence. The ornate iron doors — photographed from the interior — are as much sculpture as architecture.
Carnegie built this mansion in 1902 and at the time it was one of the most technologically advanced private residences in the world — the first private home in New York City with a steel frame, a passenger elevator, and central heating. The man who built it was, of course, one of the wealthiest people who ever lived — and it shows in every square inch.
Villa Albertine and the Forgotten Michelangelo
From Carnegie’s mansion we made our way to Villa Albertine at 972 Fifth Avenue — formerly the Payne-Whitney Mansion, one of the most magnificent Beaux-Arts townhouses ever built in New York City. Today it serves as the cultural services offices of the French Embassy in the United States.
The interiors stopped us cold.
The rotunda features soaring marble Ionic columns, a delicately painted plaster ceiling, and at its center — a marble sculpture that carries one of the most remarkable backstories in the art world. For almost a century, this sculpture stood quietly in the foyer of this very mansion, attracting little attention — simply a decorative piece in the background of life. That is, until a name was given to its creator: Michelangelo.
The information card at The Met dates the sculpture to circa 1490, when Michelangelo would have been a teenager, making it one of his earliest works. What we saw inside Villa Albertine is a replica — the original now lives on permanent loan at The Metropolitan Museum of Art. But standing in the very rotunda where this sculpture resided unrecognized for nearly a century is a remarkable experience in itself. untappedcities
And then there was the mirrored room. Words almost fail here. Every wall, every surface covered in gilded mirrors, ornate gold molding, painted ceilings, period furniture, and a fireplace that could anchor a ballroom. It is the kind of room that makes you feel like you have stepped into Versailles — on Fifth Avenue, in the middle of Manhattan.
The American Irish Historical Society
A short walk down Fifth Avenue brought us to 991 Fifth Avenue — home of the American Irish Historical Society, its beautiful red brick Beaux-Arts facade flying both the American and Irish flags side by side. A quiet but powerful reminder of the deep thread of Irish heritage woven into the fabric of New York City’s history.
The Guggenheim
Just steps away stood one of the most iconic buildings in the world — The Solomon R. Guggenheim Museum, Frank Lloyd Wright’s masterpiece. That spiraling cylindrical form against a blue summer sky is one of those images that never gets old no matter how many times you’ve seen it.
St. Patrick’s Cathedral and Grand Central Terminal
Heading south on Fifth Avenue, St. Patrick’s Cathedral rose against the midtown skyline — its soaring Gothic spires a stunning counterpoint to the glass and steel towers surrounding it. There is something deeply moving about the way this building holds its own amid the relentless energy of midtown Manhattan.
We ended our second day at Grand Central Terminal — and if you haven’t stood in the main concourse recently and simply looked up, you owe it to yourself. That turquoise celestial ceiling, those massive arched windows flooding the space with light, the famous gold clock at the center of the floor. It is one of the greatest public spaces ever built, and it never disappoints.
And then there was the Flatiron Building — still under renovation, still magnificent, that impossibly narrow triangular wedge cutting through the intersection of Fifth Avenue and Broadway like the prow of a ship.
The Louis Vuitton Building — and the Best Barricade in History
I have to save the best for last.
Walking down Fifth Avenue on day two, I turned a corner and stopped dead in my tracks. The Louis Vuitton flagship store — an entire Manhattan skyscraper — had been wrapped to look like a towering stack of giant Louis Vuitton trunks. Multiple stories. Stacked. With hardware, clasps, buckles, and the iconic LV monogram covering every surface from sidewalk to roofline.
I spent years in commercial real estate as a leasing agent. Part of that work involved managing vacant storefronts during renovation — what we call barricades. Getting a developer to spend real money on a creative barricade was always a battle. Most of the time you got plain plywood or a basic printed wrap and called it a day.
What Louis Vuitton did here is in a category entirely its own. This wasn’t a barricade. This was a statement. A piece of brand storytelling so bold and so beautifully executed that it stopped thousands of people on one of the busiest streets in the world and made every single one of them reach for their phone.
As a business owner and entrepreneur, I have enormous admiration for that kind of vision. The willingness to invest in the extraordinary when ordinary would have been perfectly acceptable. That is the difference between a brand and a legend.
New York City never stops surprising me. Two days, one extraordinary avenue, and a reminder that the greatest city in the world always has something new to show you — even when you think you’ve seen it all.
If you haven’t done the Gilded Age Mansions Tour on Fifth Avenue — book it. It is absolutely worth every minute.
Geoff Green is President of Better Homes and Gardens Real Estate Green Team, serving Orange County, NY and surrounding communities. Follow his adventures at RealEstateGeoff.com.
The Spring That Wasn’t: What Q2 2026 Housing Data Tells Us About Our Market
Every spring, the real estate industry braces for the seasonal rush — more listings, more buyers, more activity. Q2 2026 had the inventory side of that equation. What it didn’t have was the buyers to match.
Here’s what the data actually shows — and what it means if you’re thinking about buying or selling in Orange, Rockland, Sussex, or Passaic County.
The National Picture: Prices Keep Climbing, but the Pace Is Slowing
Nationally, the housing market is showing signs of gradual stabilization heading into the second half of the year. The median existing-home price reached $440,600 in June — up 1.8% year-over-year and the 36th consecutive month of price gains. Prices are not falling. But the pace of appreciation has cooled considerably from the frantic years of 2021–2023.
The 30-year fixed mortgage rate closed Q2 at 6.49% and has since pushed higher, climbing to 6.83% by late July — driven in part by renewed oil price pressure from Middle East tensions. Forecasters at Fannie Mae, the MBA, and Wells Fargo are projecting rates to hold in the mid-to-upper 6% range through year-end.
For buyers, rates above 6% continue to create a real affordability ceiling. For sellers, that same rate environment is keeping some would-be move-up buyers locked in place — which constrains supply even as new listings increase.
One bright spot nationally: the NAR Affordability Index rose to 102.3, up from 95.5 a year ago. Incomes are slowly catching up. The market isn’t out of reach — it’s just not easy.
Our Region: Competitive, Fast, and Seller-Favoring
While national data sets the backdrop, the story in our four-county footprint is its own chapter — and it’s worth reading closely.
June 2026 — Local Market at a Glance:
| County | Median Sold Price | Inventory | Sold-to-List | Days on Market |
|---|---|---|---|---|
| Orange County, NY | $470,000 | 4.95 months | 100.2% | 38 |
| Rockland County, NY | $800,000 | 3.51 months | 100.9% | 28 |
| Sussex County, NJ | $460,000 | 2.71 months | 103.0% | 17 |
| Passaic County, NJ | $610,000 | 3.1 months | 106.1% | 17 |
Source: RPR® Local Market Data
A few things stand out here.
Passaic County, NJ ended Q2 as the region’s most competitive market — buyers there paid an average of 106.1% of asking price in June, and homes sold in just 17 days. That’s not a buyer’s market by any measure.
Sussex County, NJ mirrored that pace, also closing at 17 days on market and 103% sold-to-list. Supply never crossed 3.1 months of inventory all quarter, keeping conditions firmly in seller territory.
Rockland County, NY is the premium market in the footprint. A $800,000 median sold price in June, homes selling in 28 days, and buyers consistently paying above asking — Rockland remained tight and competitive throughout Q2.
Orange County, NY shows the most balanced conditions of the four. Inventory climbed toward 5 months of supply — approaching balanced-market territory — but days on market actually fell sharply through the quarter (from 58 in April to 38 in June), and the sold-to-list ratio crossed back above 100% by June. The data here tells a nuanced story: the market softened from its peak, then showed real resilience.
What This Means If You’re Thinking About Making a Move
If you’re a seller: Conditions remain favorable across all four counties. Homes priced correctly are selling quickly and, in most cases, at or above asking. The window is real — but so is buyer sensitivity to overpricing. Presentation and pricing strategy matter more than they did in 2021.
If you’re a buyer: You’re competing against less competition than the pandemic years, but you’re not in a buyer’s market. Rates are the primary variable working against you right now. Getting pre-approved and knowing your number before you start touring is more important than ever.
If you’re on the fence: The Fannie Mae Home Price Expectations Survey projects home prices to continue rising through 2030 — even under pessimistic assumptions. Waiting for a dramatic price drop may mean waiting through continued appreciation.
Looking Ahead: Q3 2026
The U.S. housing market enters Q3 in a period of gradual stabilization. Price growth is slowing to low single digits, rates are holding near 6.5%, and inventory is slowly improving — though still below pre-pandemic norms. Sales are rising modestly, affordability is edging in the right direction, and the market is shifting toward greater balance between buyers and sellers.
Our local markets, given their tight supply and strong demand fundamentals, are likely to remain competitive even as the broader national market finds its footing.
Want the Full Picture?
We’ve put together a complete Q2 2026 Housing Market Forecasts brochure that includes:
- National housing forecasts for the second half of 2026
- State-level appreciation trends for New York and New Jersey
- County-by-county local market data with plain-language takeaways
- The Fannie Mae Home Price Index and mortgage rate forecast charts
Each month, our team also produces a 15–20 minute Housing Market Update video covering the full data picture for Orange, Sussex, and Passaic counties. You can find the latest one at HMupdate.com.
If you have questions about what any of this means for your home or your next move, I’m happy to have that conversation. Whether you need a data-driven market analysis, a lender referral, or just a straight answer — reach out.
If you already have a Realtor you’re working with, please bring this to them. If you don’t have one and would like guidance, our team is here.
250 Corbett Rd, Montgomery, NY 12549 – Home for sale in Montgomery NY
Tucked away on 11.9 private, wooded acres with sweeping easterly views toward the Hudson River ridgeline, 250 Corbett Rd is the kind of property that doesn’t come along often. This French Country-inspired estate pairs old-world architectural character – a dramatic turret, multiple gables, and an arched stone entry – with the space and systems today’s buyers are looking for. Showings begin Friday, July 17th, and we couldn’t be more excited to share it with you. Click here to view the property highlights brochure.
First Impressions
The long, wooded approach to the home sets the tone before you even reach the door. Stucco and natural stone masonry, a turret accent, and an arched stone entry portico give the exterior a timeless, storybook quality, while an arched Juliet balcony overlooks the front grounds. Step inside and you’re greeted by a soaring two-story foyer, a custom wrought-iron and oak staircase, and an open catwalk hallway overlooking the great room below – an entrance that makes a statement without feeling stuffy.
Living & Entertaining Spaces
The great room anchors the main level with a vaulted, beamed ceiling, a stone-mantled gas fireplace, and a full wall of French doors framing long-range Hudson Valley views. Just off the foyer, the formal dining room brings its own personality with designer Venetian plaster-style walls and an arched picture window overlooking the grounds. The kitchen is where this home really shines for entertaining: a professional 6-burner gas range, an oversized granite island, custom oak cabinetry with glass-front uppers, and a sun-filled eat-in dining area all come together in an open layout with sightlines to the family room.
A Private Primary Retreat
The first-floor primary suite offers a true escape, with French doors opening directly to the wraparound deck. The en-suite bath continues the spa feel with a jacuzzi tub set beneath a picture window overlooking the wooded lot, a dual-sink vanity with granite counters, a glass-enclosed walk-in shower, and radiant heated floors underfoot.
The Lower Level: Built for Fun
This is where 250 Corbett Rd goes from beautiful to genuinely fun. The finished lower level includes: A full wet bar with cabinetry and seating, perfect for hosting. A double-sided wood-burning fireplace shared between the game room and family room. A dedicated home theater with a large projection screen and built-in surround sound. A cedar-lined sauna with tiered benches and a traditional Harvia heater. A dedicated exercise room, a full bathroom, and a versatile bonus room ideal as a den, guest space, or office. Whether it’s movie night, a workout, or unwinding in the sauna after a long day, this level has it covered.
Outdoor Living
Step outside to a wraparound deck connecting to the primary suite, a screened-in sitting area for bug-free evenings, and a hot tub included in the sale – all overlooking the property’s private, tree-lined setting. A whole-house backup generator, a high-efficiency Buderus heating system, a radon mitigation system, and Andersen windows and doors round out a home that’s been well cared for and thoughtfully maintained.
Location
Montgomery offers small-town charm with easy access to everyday conveniences and Hudson Valley recreation. From 250 Corbett Rd, you’re just: 6 minutes to Benedict Farm Park, a riverside park on the Wallkill River with a kayak launch and playground. 6 minutes to the Montgomery Village Museum, a cozy stop for local history. 6 minutes to the Historic Village of Montgomery on Clinton Street, with charming shops and dining including Ward’s Bridge Inn, Iron Cafe, and The Table. 8 minutes to Winding Hills County Park for hiking trails, a scenic lake, and camping. 12 minutes to Thomas Bull Memorial Park & Orange County Arboretum, with sprawling gardens, playgrounds, and a golf course.
Ready to See It in Person?
Showings begin Friday, July 17th, and this one is worth the trip. Call your realtor to schedule a showing – if you don’t have one, call me. VIEW LISTING More listings at RealEstateGeoff.com
6 Village Cove, Warwick, NY 10990 | Warwick NY Home for Sale
6 Village Cove, Warwick, NY 10990
There’s a small condo community tucked just off West Street in the Village of Warwick that most people drive past without a second thought. It’s quiet, well-kept, and doesn’t draw attention to itself — which is exactly the point. Village Cove was built to feel like it belongs here. And in a funny way, I know that better than almost anyone.
Matt and I a few decades removed from the sod and shrubs!
Back when the first two buildings of Village Cove were going up — the ones you see as soon as you turn into the complex — my brother Matt had one of the early landscaping contracts on the project. I worked alongside him, helping install the shrubs and lay the sod that framed those first units. I remember the place before the driveways were poured, before the patios were finished, before anyone had moved in. It was just a promising piece of land on the edge of a beautiful village, taking shape one building at a time.
The development grew in phases from there, with additional buildings added into the late 1990s. But those first two buildings — the ones we helped plant — were where it all began.
I tell that story not just for nostalgia, but because it says something important about Village Cove: this is a community that was built with care, from the ground up. And the home I’m now listing at 6 Village Cove carries that same spirit forward — thoughtfully, and beautifully.
A Development That Rarely Has Anything for Sale
Village Cove is small by design. There aren’t dozens of units here — it’s an intimate collection of two-bedroom townhomes, each with a private patio, a one-car garage, and a layout that feels more like a house than a condo. The HOA handles exterior maintenance, grounds care, and snow removal, which means the landscaping that Matt and I helped put in place all those years ago is still being tended today — just by someone else.
Because the community is so small, homes here don’t come up often. When they do, they tend to move.
The Kitchen That Changed Everything
The owners of 6 Village Cove made a decision that sets this home apart: they took down a wall. Where many units have a more enclosed kitchen, this one opens up into the living space with a full breakfast bar. The effect is transformative. The kitchen — which was fully renovated — now feels connected to the rest of the home in a way that makes the entire first floor breathe differently. Hardwood cabinetry, quartz countertops, stainless steel appliances including a gas range, and a tile backsplash that ties it all together. It’s the kind of kitchen that makes you want to cook, and makes you want to stay.
Two Fireplaces, and the Stories They Tell
The family room anchors the first floor with a brick fireplace — gas, easy to light, always warm — and above the firebox sits a hand-hewn beam mantel that gives the whole space an authenticity you simply can’t buy off a shelf. It’s the kind of detail that makes a room feel like it has a history.
Upstairs, the primary suite has its own wood-burning fireplace. On a cold Hudson Valley evening, that’s not a feature — that’s a lifestyle. The suite also includes a generous dressing area with his-and-hers closets and a luxurious four-piece bath: a single vanity, separate tub and shower, and a Jacuzzi tub that makes the case for staying home on a Saturday morning.
Room to Live, Room to Breathe
Just beyond the primary suite, the second floor opens into a loft — an open, flexible space that works equally well as a home office, reading nook, or quiet creative space. It adapts to whatever you need it to be while keeping that open, connected feeling throughout the home.
The private patio off the back of the unit is another standout — surrounded by greenery, tucked into the layout of the building in a way that gives it a surprisingly secluded feel. Plenty of space for outdoor dining, morning coffee, or simply sitting with nowhere to be.
Hardwood floors run throughout. Central air. Forced air heat. One-car garage with a private driveway. Built in 1990 and updated where it counts — this is a home that has aged gracefully and been invested in wisely.
Half a Mile from the Heart of It All
Step out the front door of 6 Village Cove and you’re a walkable half mile from Main Street, Warwick. That’s the farmers’ market on a Sunday morning. The independent coffee shop where the owner knows your order. The restaurants that fill up on Friday nights with people who drove an hour from the city to get here. The boutiques, the art galleries, the ice cream place that always has a line in summer.
Warwick’s village center has been drawing people in for over 300 years — and for good reason. It has that rare combination of genuine small-town character and enough going on that you never feel like you’re missing something. Add in the Warwick Valley Country Club just minutes away, apple picking in the fall, skiing at Mount Peter in the winter, and the trails, wineries, and open space that define Hudson Valley living year-round, and the location essentially sells itself.
Warwick Valley School District. $5,751 in annual taxes. HOA covers exterior maintenance, grounds care, and snow removal.
The Bottom Line
I’ve watched this community grow from bare ground to what it is today. I know the soil these buildings sit on — literally. And I can tell you that 6 Village Cove is something special, even within a development full of well-cared-for homes.
The renovation is real. The location is unmatched for this price point. And the chance to own in Village Cove doesn’t come along often.
If you’re in the market — or you know someone who is — reach out to your realtor. And if you don’t have one, call me. If you thought this article was neat check out this one about another one of my listings here in warwick: 343 County Route 1.
Geoffrey Green | Licensed Real Estate Associate Broker | BHGRE Green Team RealEstateGeoff.com
343 County Route 1, Warwick, NY 10990 | Warwick NY | SOLD
🎉 SOLD — September 2026 | Closed at 97% of asking price | Accepted offer in 23 days | Fully executed contract in 35 days | Closed on sellers’ target date
The Final Chapter
343 County Route 1 has officially closed — and what a story it turned out to be. We accepted an offer in 23 days, had a fully executed contract in 35 days, closed at 97% of asking price, and delivered the keys on the exact closing date our sellers requested when we first listed the home. That last detail is the one I’m most proud of.
A heartfelt thank you to my clients Stan and Haesin Jung for trusting me with this beautiful property. To Karen Gauvin of Our House Realty — thank you for representing your buyer with professionalism and grace. To Attorney Nicole Gerace, photographer Scott Rausenberger, and the entire Green Team staff — this one was a true team effort, and I’m grateful for every one of you.
Where Summer Lives: A Complete Story of 343 County Route 1, Warwick, NY
There are homes you come across in this business that stop you in your tracks. Not because of a single feature or a stunning stat sheet, but because of the way the whole picture comes together. 343 County Route 1 in Warwick, New York is one of those homes.
Set on nearly 7 private acres in Orange County’s Hudson Valley, this colonial quietly announces itself the moment you turn down the driveway. Mature trees frame the approach, the lawn rolls out in every direction, and before you’ve even reached the front door, you understand what kind of place this is. It’s the kind of home that makes you exhale.
A Porch Made for Living
The wraparound porch isn’t just a design feature — it’s a lifestyle statement. Whether you’re starting your morning with coffee watching the mist lift off the surrounding woods, or winding down an evening with a glass of wine as the fireflies come out, this porch delivers the kind of quiet that people drive hours into the Hudson Valley to find. And here, it’s yours every single day.
Inside: Space, Warmth, and Craftsmanship
Step through the front door and you’re greeted by a dramatic two-story foyer with gleaming oak hardwood floors that set the tone for everything that follows. The home offers 3,603 square feet of thoughtfully designed living space — generous without feeling sprawling, open without sacrificing warmth.
The heart of the home is the kitchen, and this one earns that description. Rich maple cabinetry, granite countertops, stainless steel appliances, a warming drawer, and a large center island with seating make this a space where people naturally gather. The kitchen opens directly to the family room — anchored by a wood-burning fireplace — creating that easy, connected flow that makes entertaining feel effortless. A large formal dining room with hardwood floors and a slider to the back deck rounds out the main level, along with a convenient first-floor full bath and laundry room with a slop sink just steps from the kitchen.
Upstairs, the primary suite is a genuine retreat. Tray ceilings, gleaming hardwood floors, a ceiling fan, and a spa-caliber en suite bath featuring his-and-her sinks, a soaking tub, a glass-enclosed shower, and a full walk-in closet make this a space you won’t want to leave. Three additional well-proportioned bedrooms and a beautifully finished full bath with marble countertops and mosaic tile accents complete the upper level.
The Backyard: Your Own Private Resort
If the interior is the heart of this home, the backyard is its soul. A custom in-ground pool — fenced, beautifully landscaped, and framed by the natural privacy of the surrounding woods — anchors an outdoor living experience that is genuinely hard to match in this market. A large deck off the back of the home provides the perfect perch for outdoor dining and entertaining, and a walkout from the finished basement connects the indoor and outdoor spaces seamlessly. There’s even a thriving vegetable garden tucked into the corner of the property — a quiet nod to the self-sufficient, grounded way of life that draws so many people to Warwick in the first place.
The Details That Matter
Beyond the lifestyle, this home has been meticulously maintained and thoughtfully equipped. Central vacuum, three heating zones, tankless hot water, oil heat with above-ground tanks conveniently stored in the basement, and an attached two-car garage check every practical box. A full walk-up unfinished attic offers tremendous potential — whether as a future media room, studio, or additional living space. The Warwick Valley School District serves the property, and the location puts you approximately five minutes from Pine Island, seven minutes from the Village of Warwick, and fifteen minutes from Mountain Creek.
The Story Continues
343 County Route 1 is now under contract — and this post will grow with the transaction, documenting each milestone right through to closing. Stay tuned for updates, and if a property like this sounds like what you’ve been searching for, there’s more where this came from.
A special note of recognition to Karen Gauvin of Our House Realty, who represented the buyer in this transaction. Karen did a wonderful job bringing a well-qualified buyer to the table and conducted herself with professionalism throughout the process. That kind of cooperative spirit between agents is what makes for smooth transactions and happy clients on both sides — and it’s always appreciated.
📍 343 County Route 1, Warwick, NY 10990
🔗 View Listing
Represented by Geoffrey Green, Licensed Real Estate Associate Broker | Better Homes & Gardens Real Estate Green Team | RealEstateGeoff.com
1480 State Route 17A, Warwick, NY 10990 | Warwick NY Home for Sale
Listed at $624,900 | 3 BR / 3 BA | 4.70 Acres | 1480 State Route 17A, Warwick, NY 10990
Sold on 8/24/26 for $651,000 – Third highest per sq.ft sale of a Raised Ranch in the history of Warwick, NY. Highest and best offer accepted within 5 days of listing.
Special thanks to everyone who assisted me in closing this transaction:
To my sellers Sean & Janice — it was a privilege to represent you. Wishing you a wonderful new chapter as you settle into life down south.
This transaction required a strong team, and I was fortunate to have exactly that:
Monica Rivera-Ganzhorn brought a qualified, motivated buyer and was a pleasure to work with from start to finish.
Michael Welch kept the legal process moving efficiently and professionally.
Brendan Daly tackled a septic repair that was critical to closing — his craftsmanship and reliability made all the difference.
Scott Rausenberger delivered photography that truly captured what made this property special, and great photography is one of the most underrated drivers of a successful sale.
There are homes you buy, and then there are homes that root you somewhere. 1480 State Route 17A is the second kind.
Situated in the hamlet of Bellvale within the Town of Warwick, this beautifully maintained raised ranch sits on 4.70 private acres surrounded by protected land, towering mature hardwoods, and the kind of quiet that reminds you why you left the city in the first place. The sellers have called this property home since 1999, and it’s not hard to understand why they stayed.
The Setting: An Oasis You Have to See to Believe
The moment you turn down the driveway, something shifts. The trees close in around you – in the be st possible way. What unfolds is a property that feels entirely removed from the outside world: a lush, private backyard with an above-ground pool, a spacious deck, mature landscaping, and a sense of stillness that’s genuinely rare this close to New York City.
What makes it even more special? The protected land that borders the rear of this property isn’t just any open space. It’s the same parcel that is home to the historic Iron Forge site – a piece of American history that literally shares a property line with your backyard.
Your Backyard Neighbor: A Piece of Revolutionary War History
The hamlet of Bellvale was the site of an iron forge destroyed by British Army soldiers in 1750, and many of its homes and structures date from before American independence. The iron-working industry that grew up along Longhouse Creek was no small operation – by 1775, the 
iron-working industries of Sterling Forest, Bellvale, and Warwick were capable of creating an immense chain to block the Hudson River at West Point during the Revolution. Each link in the chain weighed 150 pounds; the entire chain weighed 188 tons.
That history didn’t vanish – it’s preserved in the land adjacent to this very property. The Iron Forge Inn sits on about two-and-a-half acres in the hamlet of Bellvale, in a house erected in 1760 – pre-dating American independence – and has served as one of the Hudson Valley’s most beloved fine dining destinations for over 70 years. The property at 22 Bellvale Lakes Road shares a boundary with 1480 State Route 17A, meaning your backyard literally borders a piece of pre-Revolutionary American history.
As a side note – the Iron Forge Inn property is currently listed for sale. If you or anyone you know has interest in that property, reach out to me directly at RealEstateGeoff.com and I’m happy to provide more information.
Bellvale: A Hamlet Unlike Any Other
Early settlers made good use of the Longhouse Creek, building dams and mills and an iron forge, and thus giving Bellvale its start. In the early nineteenth century, manufacturing and industrial activity were concentrated in the hamlet of Bellvale, where waterpower drawn from the Longhouse and Wawayanda creeks was more easily obtained. Today, that industrial energy has long since given way to something far more peaceful – a wooded, close-knit community known for its farmland, its orchards, and its authentically rural character. Just up the road you’ll find Bellvale Farms Creamery, perched on a hilltop with sweeping Hudson Valley views and homemade ice cream that draws visitors from across the region.
Two Minutes to the Mountain – Literally
Mount Peter is the oldest operating ski area in New York State, and one of only a few remaining family-operated ski areas in America. Started in 1936 by Macy’s Department Store to show off and sell their ski fashion, it’s been a beloved community institution ever since. For families with kids in the Warwick Valley School District, this proximity is a genuine perk – the Warwick Valley ski team is consistently competitive at the state level and has produced state-level champions over the years. Living two minutes from the slopes isn’t just convenient – it’s a lifestyle.
The Home Itself
Inside, the house delivers everything a discerning buyer wants: soaring vaulted ceilings with skylights, gleaming oak hardwood floors, and an open-concept layout that floods the main level with natural light. The kitchen features granite countertops, stainless steel appliances, maple cabinetry, and a large eat-in area with full views of the family room. The primary suite offers hardwood floors, recessed lighting, and a fully remodeled en-suite bath. Two additional bedrooms and a second full bath complete the main level. The finished lower level adds a spacious family room anchored by a cozy wood burning stove and a half bath – a perfect den, home office, or hangout space. A wood burning fireplace in the living room rounds out the warmth – literally and figuratively. Two-car garage and central air complete the package.
Click here to view the listing
The Commuter Advantage
Here’s something buyers don’t always think about until they’re living it: where you are in Warwick matters for your commute. This home’s location near the Route 17A corridor puts you minutes from the NYC commuter bus – and potentially 20 minutes closer to the city than a comparable home on the west side of town. For someone making that trip two or three days a week, that time adds up fast.
The Bottom Line
Some listings are about square footage and finishes. This one is about something harder to quantify – the feeling of coming home to a place that has its own story, its own history, and its own kind of quiet. A place where your backyard borders protected land tied to the American Revolution. Where the oldest ski mountain in New York is a two-minute drive. Where 27 years of careful ownership have left a home that is truly move-in ready.
Showings are now active. If you or someone you know is interested, call your realtor to schedule. No realtor? Visit RealEstateGeoff.com.
